Texas Hill Country Building Savvy May 2021

MAY 2021

Texas Hill Country | Homebuilding Industry Publication

SHOWCASE

BUILDERS

Ryan Haberer and His Award Winning Team Raise The Bar

PHOTO BY MATT TURNER VIDEO

PLAY WHERE YOU BELONG

APPLE ROCK GOLF COURSE | HOLE 10

There is no better time for your family to join the club, create memories and enjoy an abundance of amenities in the secluded Lake & Hill Country. Located in the heart of Texas, The Club at Horseshoe Bay Resort is a sprawling property recognized as a tropical oasis.

FOR MORE DETAILS PLEASE CONTACT MEMBERSHIP AT 830.598.7846 OR MEMBERSHIP@HSBRESORT.COM 2

FROM THE HILLS TO THE HARBOR, WE HAVE YOU COVERED

512-387-5943 RHPGKW@GMAIL.COM

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Building Savvy

SAVVY’S A-LIST A-LIST SAVVY’S Air Conditioning Architecture Classic Services AC Delineations 830.358.1499 830.693.9408 www.delineawww.classicairconditioningandtions.com heating.com

Doors Carpentry

Flooring Granite Countertops

Painting Mortgage Company

The Front Company Rendi’s TrimDoor Carpentry 210.340.3141 830.220.1983 www.thefrontdoorco.com

SunnGranite Carpets and Flooring Accent & Marble 210.349.7866 830.693.1144 www.sunncarpets.com

AlignedPainting Mortgage Flawless

www.accentgranite.com

Real Estate

Banking

Destination Resort Electrician

Home Technology Garage Doors

Terry Kemmy Keller Williams,

Architectural Photographer Hill Country National Bank Jason Roberts and Associates 512.756.7363 210.789.2033 www.hillcountrynationalbank.com www.jasonroberts.biz

JPI Electric The Club at Horseshoe Bay Resort

Hollywood-Crawford HomeSmart

210.233.6638 830.598.3917 www.jpielectric.com www.hsbresort.com

210.494.3434 325.388.9278

Building Materials

Elevators Electrician

Home Warranties Home Warranties

Building Materials MG Building Materials BMC 830.257.2300 512.977.7400 www.mgbuildingmaterials.com www.buildwithbmc.com Cabinetry Guido Companies 210.344.8321 Kohutek Construction www.guidoconstruction.com 512.949.7000

Home Elevator of Texas JPI Electric 210.340.5702 210.233.6638 www.homeelevator.com www.jpielectric.com

Fireplace Installations Flooring Integrity Fireplace Installations 210.294.1383 Turn 2 Flooring

210.874.1630 830.265.0170

www.alignedmortgage.com Pest Control

www.hollywoodcrawford.com www.homesmartanywhere.com

Centricity StrucSure 727.385.7599 830-624-4450

www.strucsure.com

StrucSure 830-624-4450 Lighting www.strucsure.com Hill Country Lighting

512.560.9550

Insulation 830.257.2425

www.sunncarpets.com

www.hillcountrylighting.com

Klar Insulation 210.296.5499

River Hill Group Accurate Pest Control 210.844.1542 210.495.0499

www.accuratepest.net

Roofing

Williamson Roofing

Plumbing Diamond Plumbing www.williamsonroofing.com 210.967.6100 www.dptexas.com Title Company 830.798.4371

Independence Title

Roofer Kendall County Roofing www.independencetitle.com 830.331.2650 www.kendallcountyroofing.com 512.454.4500

Window Coverings & Interiors

Custom Creations & Interiorsand Specialty Electronics 830.693.8206 Appliances

Insurance Hotchkiss Insurance 210.581.0420 www.hiallc.com 210.248.2556

Lumber and Millwork Roddis Lumber 210.226.1426 www.roddislumber.com Luxury Iron Doors and Interiors AMS Group 210.366.0490

www.customcreationsandinteriors.com HomeWerks

210.499.5760 www.sanantoniocentralvac.com Specialty Glass and Mirror B&T Glass 210.656.8507 www.btglassandmirror.com Title Company First American Title 817.918.2323 www.firstam.com

DISCLAIMER: Any articles included in this publication and/or opinions expressed therein do not necessarily re ect the views of N2 Publishing but remain solely those of the author(s). The paid advertisements contained within the Building Savvy magazine are not endorsed or recommended by N2

2315 Commerce St, Marble Falls, TX | 512.525.3207 | AccentGranite.com may be held liable or responsible for business practices of these companies. NOTE: When community Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher

events take place, photographers may be present to take photos for that event and they may be used in this publication.

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[From The Publisher]

Welcome to the First Issue of Building Savvy Texas Hill Country! more than 150,000 people are priced out each time costs go up by $1,000, our Savvy Special Report shows such a move would add at least $4K to houses in our area. It’s time for legislators to wake up to the fact that housing has always been an important driver of the economy, not to mention that the American dream of homeownership is even stronger post-pandemic. Let’s not upset the apple cart!

This is a monthly trade magazine for residential builders, remodelers, architects, designers, and developers. While I’ve been publishing a San Antonio version of this for 3 ½ years this periodical actually found its roots in Dallas over 25 years ago through my friends Steve and Beverly Smirnis.

Builders let’s show the feds how vastly our industry has already improved newly built homes and that we’re already embracing above building code minimums. Our annual Focus Section on Green Building and Energy Efficiency discusses just how far we’ve come.

Truly, yesterday’s green building is already today’s standard and the bar continues to be raised—which is great as long as it doesn’t further fan the flame on affordability.

Each month our goal is to inform you of the latest changes and developments in the residential construction industry as they relate to new products, new legislation, employment issues, legal matters, real estate, updated building codes, insurance and financial matters….all of which impact your business.

Building Savvy Texas Hill Country will reach a 10-county area covering beautiful Central Texas from Fredericksburg to Blanco, Lake Travis to Kingsland, Horseshoe Bay, Marble Falls, Burnet, Llano and everywhere in between.

Terry Kemmy Publisher 210.844.1542 StrucSure_BuildingSavvy_May2021.pdf

Legislators Out-Of-Touch With Housing Affordability Issues Lumber price spikes are now reported to have added as much as $24,000 over the past 12 months to the cost of building an average new single-family home. And lumber is just one of the front-end issues that builders struggle with. Prices are volatile across a host of building materials including gypsum, ready-mix concrete, interior doors, shingles and cabinets. Now home completion schedules and closings are being delayed by the inability to get appliances.

Realtor.com reported there were 50% fewer houses on the market nationwide compared to a year ago. Recent increases in home finance costs — albeit small so far —throw another wrench into the affordability equation, notes CoreLogic, reporting that increases have added almost $70 a month to payments on a $300,000 home loan.

Meanwhile appraisal standards make it difficult to recognize the full impact of sharp increases in the cost of building materials plus the added cost of carrying costs due to time delays.

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It seems like an inopportune time for the federal government to discuss adding more to the cost of owning a home by suggesting that a solution for climate policy change is to ban natural gas in new homes. While NAHB already shows that 75.1 million households in our country are not able to afford a median priced new home, and

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3/15/21

3:24 PM

[Real Estate Report]

Texas REALTORS®,

the Texas Legislature, Advocacy and YOU…

By Sonya Powers, Keller Williams REALTOR®

Surprise! The 87th Texas Legislative Session is in full swing and Texas REALTORS® are at the table to protect property owners and promote public policy that not only benefits homeowners but also safeguard your property rights.

As a REALTOR® I recognize that for many folks the biggest investment you will make in your lifetime is owning property, whether it be land, or building or buying a home. Along with that investment come responsibilities and financial considerations, many of which are directly impacted by actions taken by Texas lawmakers when they gather every two years.

So who would have thought that my

developing priorities that allow us to work

not only Texas, but the world, as a result of

REALTOR® could impact my life outside of

with lawmakers.

They review each and

the COVID-19 pandemic are sure to impact

the transaction of buying, selling or leasing

every bill (usually in the thousands) that

our priorities. As we adapt to the changes

my home? We do, and here’s how!

is being considered and then identify the

brought on by the pandemic, our focus

ones that have the potential to hurt or harm

remains on ensuring that our great state

property owners and the robust real estate

continues to be a top destination for raising

market in Texas. This year in particular, new

families, doing business and buying, selling

and unexpected challenges that shocked

or leasing real estate!

Advocacy, plain and simple. Government Affairs staff at Texas REALTORS® are constantly working and preparing for what each legislative session may bring by

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INCREASING BROADBAND ACCESS -

We visit our lawmakers and have conversations that allow us as REALTOR® advocates to let them know where we stand on issues that

Let’s face it, COVID-19 has introduced a whole new set of challenges.

are important to the protection of your property rights! In the past we’ve

We’ve traveled less. We have had to work from home, and for many

participated in REALTOR® Day at the Capitol, a day where thousands

this may continue. Online virtual meetings have seemingly taken on the

of Texas REALTOR® advocates descend upon Austin to visit with

“new norm’. Students of all ages have had to learn to move from the

lawmakers and have our voice heard on your behalf. This year will be

classroom to the home room for online learning. As a result, we realize

a bit different as our meetings will be virtual. The great news is that

that better broadband internet access is critical to all Texans, including

we’ll still get to have our face to face discussions with your lawmaking

those in rural areas such as in the Highland Lakes and this is why it is a

leaders!

legislative priority in these changing times.

Here my friends, are a couple of priority issues that we’ll be visiting with our legislators about:

The legislative session is fluid and constantly changing. As it evolves

PROPERTY TAXES and PROPERTY TAX REFORM

be discussing - how to keep real estate moving, bringing balance

Across the state, Texas REALTORS® have reached out to their

to homeowners associations, civil liability reform, and removing

during the session, here are some other priority issues we will also

discriminatory covenants in real estate deeds.

lawmakers, encouraging them to support tax reform while also preserving homeowner protections.

In 2019 Texas REALTORS®

supported property tax reform legislation in the form of Senate Bill 2,

Finally, I have to give a big shout out to our grassroots Texas REALTORS®

which brought positive changes to our property tax system. In 2021, we

Association, their Governmental Affairs Team, and the many Texas

continue to support monitoring the implementation of law changes as

REALTOR® volunteers who work tirelessly on behalf of Texas property

a result of the Texas Property Tax Reform and Transparency Act. Want

owners and the real estate profession. It’s their hard work that allow me

to know more about changing property taxes and property tax reform?…

to share this timely information with you.

check out the video series and infographics from Texas REALTORS® at www.TexasRealEstate.com/Advocacy/issues/property-taxes/.

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[Resort News]

The Club at Horseshoe Bay Resort Celebrates 50 Years!

By Stacey Persinger, Director of Membership

enterprises. We will celebrate a future quest centered upon incessant mastered development, elevation of membership, resort lodging,

In 2021, The Club at Horseshoe Bay Resort celebrates notable amenity

and real estate product offerings. Including exciting new residential

openings while also celebrating 50 years of Texas hospitality to members

ownership opportunities.”

and resort guests. Throughout the year, it will be an ongoing priority to celebrate, both festively and safely, the Club’s past accomplishments

Today, over 4,500 members enjoy resort amenities that are recognized

and bright future. The celebrations will include acknowledging millions

amongst the top in the nation. At the top of the list is 72 holes of

in amenity investments focusing on the historic Yacht Club and the

championship Robert Trent Jones Sr. and Jack Nicklaus Signature Golf

grand re-opening of the Member’s Cap Rock Falls Club.

Courses, boating and fishing on Lake LBJ, private jet center airport, spa, salon, fitness, tennis, pickleball, pools, dining, kids club, and a multitude of member social lifestyle offerings.

The distinctive development is best known as a tropical oasis in the fabled Texas’ Lake and Hill Country’s neighboring the dynamic City of Austin. Its development began as a standalone country club and evolved into a vibrant, amenity-rich members club and destination resort.

“Twenty-twenty-one in itself is a distinguished year with the observance of The Club’s 50th Anniversary as we revisit the Club’s evolution which originated in 1971 with the opening of the Yacht Club,” said Ron Mitchell, Vice Chairman, President, and CEO of Horseshoe Bay Resort.

“We will be celebrating five decades from the Hurds’ conception and vision to the advancement, investment, and expansion committment by current ownership into one of the most acclaimed clubs and destination

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club complex. Envisioning yourself sitting on the deck overlooking the lake and hill country with family and friends certainly is powerful when making an important lifestyle decision.

Already time and again proving itself for creating membership lifestyle memories over the past 50 years is the Yacht Club. The lakeside dining clubhouse is an elegant quintessential 25,000 square foot, 50-year-old stature, notorious as the historic gathering place for multiple generations.

Recently the recipient of a multimillion-dollar expansion and complete remodel of the interior dining rooms with new fixtures, furnishings, and equipment throughout the facility, the new Yacht Club multiplex features four dining club experiences. In addition, new outdoor terraces

In this celebratory year, the new dining experience and the facility

overlooking the lake, club lakeside lawn, pool, and beach.

acknowledged for its unique design will be features of our Cap Rock

The club’s famed Y-bar was redesigned to maximize the space and was

Member Club.

extended into the adjacent Keel Room with soft seating and traditional

“Cap Rock Club amenities is one of the most anticipated openings we

lounge décor. Above, the new Crow’s Nest was developed as the perfect

have ever had for our members,” Bryan Woodward, Horseshoe Bay

venue for table games and private member social and dining functions.

Resort Managing Director, said. “The amenity design is stunning and will

Yacht Club’s hallmarks include an outdoor bar, in-pool bar seating,

be a fabulous venue for our membership. It will feature indoor dining

sundry shop, private cabanas, sand beach, boat docks, a new dining

with large floor-to-ceiling windows, expansive patios, two fireplaces, and

yacht (soon to be delivered), and the Falls Point incredible lakeview deck

a spacious bar overlooking two finishing holes.”

for private member functions and club social activities.

The walk up to the clubhouse features an elevated walkway entrance

Over $90 million has been allocated towards improving multiple

overlooking Apple Rock’s 18th green and the Cap Rock adult pool. The

amenities, including golf courses, clubhouses, lodging facilities, pools,

new clubhouse features 13,000 square-feet of uninterrupted indoor and

bars, marina, and airport amenities. However, such capital commitment

deck views of the surrounding Hill Country, golf courses, and views of

is only part of the story. “2021 will kick-start a major elevation program

Lake LBJ.

and process to raise the quality of services and products offered as

The modern Hill Country design features steel beams, wood, and glass,

well as access and use exclusivity”, adds Mitchell. “We will reflect upon

maximizing views as it features gently angled floor-to-ceiling windows

the value of the fact that in Horseshoe Bay Resort’s 50-year history, it

throughout the complex.

has been under only two families’ leadership and observant eyes (the

Large spire, three-dimensional wall sculptures separate the entry, bar,

Hurd and Jaffe families), both with a vision and leadership to achieve

seating and dining, all with fireplaces.

that vision. Believe me…the optimum for Horseshoe Bay Resort is yet to come.”

The Cap Rock complex includes a two-tiered pool, Cabana Bar & Grill, Skyline Pavilion, and Pro Shop that services award-winning Apple

We will celebrate our 50th anniversary throughout 2021 with various social

and Ram Rock courses. All of our club amenities are impressive

and recreational activities, including a 5Oth anniversary book featuring

to prospective members during tours, but Cap Rock captures their

then and now photography and resort and Club development history.

attention. There is nothing in the country club industry that rivals this

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[Savvy Builder]

Showcase Builders Setting the Pace for Excellence in The Hill Country Today, 10 years later, his company Showcase Builders is one of the most sought-after residential contractors in the area serving Austin, Horseshoe Bay, Kingsland and all over the Hill Country. Their services include custom home building, renovations, make readies, remodeling and new construction for investors. Showcase Builders are members of the Hill Country Builder’s Association and the Texas Association of Builders. Throughout the past 10 years they have won several Parade of Homes, including Best of Show, Best Interiors, and Best Design.

“We understand that the home building process is a collaborative one, and as such, we’ve The Haberer Family

built our company utilizing top quality experts in their fields,” says Haberer. “We all share the same goal...to build our clients the home they’ve always dreamed of, and to not just meet,

Like many residents around the Highland

but exceed expectations.”

Lakes area, Ryan Haberer grew up on the plains of West Texas before migrating to the Texas Hill Country.. After earning a degree in Civil Engineering at Texas Tech University, Haberer went to work for a large commercial construction company and specialized in building high rise concrete structures. After seven years of solid construction experience under his belt he followed his heart ventured into the luxury custom home building industry.

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One of those experts is Davey Haberer, Ryan’s father who is no stranger to hard work. Years ago Davey and his wife Debbie Haberer retired from farming and ranching in West Texas and moved to Kingsland.

Today he serves as a trusted advisor to Ryan as they are growing the business together. ”We pride ourselves on our extra level of attention to detail, our responsiveness and our innovative ideas. Our customers will tell you that we go above and beyond and that our creativity truly sets us apart.

And it is this same combination of passion and professionalism that we bring to every custom home we build.”

Perhaps it is his engineering background, perhaps just his avid interest in staying ahead of the new trends in home building, but Haberer takes pride in his company being very technology savvy. “Technology has made a tremendous impact on the building industry. The ability to use drones to complete site analysis, inspections and quality control has been a huge benefit for our company. The building process and materials used today are continuing to enhance the quality of homes we build.” foam insulation to reduce the amount of AC and heating demands on the home.

Showcase is also very “green” conscious. Ryan sees green initiatives and a big push towards low HERS (Home Energy Rating System) ratings. He believes new energy codes are being put in place that will

The design process with Showcase starts with listening to the ideas

require homes to be built so airtight that they will be a zero-energy ready

of their clients to establish the scope and estimated budget for their

home. Showcase also uses the ZIP system (exterior sheathing and

home. Next the client’s design team creates a preliminary schematic

tape) which seals all exterior penetrations to prevent air and moisture

floor plan. Then after a final design is agreed upon the bid process

from penetrating the building envelope. Their homes are sprayed with

begins and the contract is created.

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During construction Showcase uses a software program called CoConstruct to communicate with both clients and trades to make sure all parties involved have access to detailed information required to build the home successfully. This goes a long way to provide weekly updates (and peace of mind) to homebuyers with photos and progress of their home.

“Our ideal client is someone who partners with us to build their home,” he adds. “They are realistic about their budget and expect value and beauty for their money. The client understands that value is more than just a low price. Value is a combination of quality, price, and service.”

Like most successful builders, Ryan Haberer has surrounded his company with strong and personal relationships with their subs,

“Showcase builds a quality product. They are very selective on who

suppliers, and partners. Here’s what some of them had to say:

they use, especially for finish out work. Ryan is very passionate

“They are very accessible; and they give me the flexibility to be creative

about his craft, and it shows.”

at my craft. They really trust the expertise of their trades partners.”

Rendi Ornelas – Rendi’s Trim Carpentry

Cori Pearce – Turn 2 Flooring

“They treat their subs like partners and in some cases like family.

And they expect the very best from them, as they should. It’s

“Ryan is ahead of his time. The CoConstruct app we all use is a huge

hard to argue with the success they’ve had, and with numerous

time saver; very efficient. I’m proud to be a part of his team.”

satisfied clients.”

Anika Kohutek – Kohutek Cabinets

Jose Sanchez – Flawless Painting

“It’s all about the service. Ryan wants to do the absolute best and

“His attention to detail is hard to beat. Very meticulous; very thorough

is a stickler for quality and attention to detail. He pays his bills on

and very organized. It’s all the things bankers want to see in a partner.”

time and he’s a great communicator.”

Kevin Virdell – Hill Country National Bank

Richard Weston – Williamson Roofing

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830.693.8206

CustomCreationsAndInteriors.com

Blinds | Shades | Shutters Custom Window Treatments & Coverings Exterior Shades & Shutters Area Rugs by Loloi & Surya & Other Accessories Motorized & Cordless for Child Safety Custom Drapery & Bedroom Ensembles Complete Design & Professional Installation

Teresa Carosella, Owner 513 Main St., Marble Falls, TX

Residential & Commercial New Construction Custom Textures Venetian Plaster Faux Finishes

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[Savvy Finance]

PPP Expense and Other Last-Minute Tax Changes

By Steven Bankler, CPA

The curtain may have closed on 2020, but the 2020 tax season is still

take a good look before filing taxes. Changes include a further simpli-

in full swing. Chances are your tax obligations will be different this time

fication of the rules regarding mixed parking expenses, deductibility

around, thanks to the pandemic. From PPP and other relief loans to

in how employees travel between a residence and place of employ-

changes in deductions, be sure you’re taking every opportunity you can

ment, and COVID-19 factors that affect peak demand during federal-

to save on both your business and personal taxes.

ly declared disasters..

PPP Expenses

Qualified Opportunity Funds (QOFs)

If you took a PPP loan in 2020, here’s a vital development from the most

If you’re invested in Opportunity Zones (economic development

recent stimulus package: You can deduct business expenses paid with

projects in distressed areas), take note: Qualified Opportunity Fund

the funds 100%, even when the PPP loan has been forgiven (or you ex-

(QOF) owners are being asked to correctly self-certify on an annual

pect it to be forgiven). What’s more, owners of pass-through entities can

basis. Failing to do so could result in audits for both the QOF owners

receive a basis step-up in their stock/partnership interest for any tax-ex-

and their investors. Be on the lookout for a Letter 6251, Reporting

empt income from a forgiven PPP loan. .

Qualified Opportunity Fund (QOF) Investments, for an indication your QOF investment needs review.

New Forgivable Expenses The package also expands four categories covered as part of approved

Like-Kind Exchanges

expenses, including certain operational expenses, property damage,

Final rules were released in November addressing the definition

supplier costs, and personal protection equipment (PPE). But, just like

of real property under section 1031 and the receipt of personal

before, PPP borrowers must spend at least 60% of the funds on payroll

property that is incidental to real property received in a like-kind

over a certain period of time.

exchange. According to the IRS, real property includes “land and generally anything permanently built on or attached to land.” It can

Charitable Extras

also include property that is characterized as real property under

If you were a generous giver in 2020, the federal government wants

applicable state or local law.

to reward you. C Corporations can apply an increased limit of 25% of taxable income for qualifying cash donations made in 2020 (the limit is

Additional changes affect safe harbor 401(k) and 401(m) plans,

usually 10%). Individual taxpayers who use the standard deduction can

403(b) retirement plans and custodial accounts, and tax payment

claim an “above-the-line” deduction of up to $300 for cash contributions

agreements. There’s still time to strategize around many of these

made to qualifying charities during 2020, too. Individuals who itemize

changes to reduce your 2020 tax obligations, but the clock is ticking.

may claim up to 100% of their adjusted gross income in 2020 (limits usually range from 20% to 60%). .

Steven Bankler has more than 43 years of experience in the accounting

Transportation Fringe Benefits

industry. Steven’s expertise lies in consulting, planning, tax, and asset protection as well as exit strategy services for closely-held businesses.

One of the more confusing changes enacted with the 2017 tax overhaul

He also provides litigation support (both as a testifying expert witness

was the disallowance of certain qualified transportation fringe (QTF)

and a consulting expert), business negotiations, and estate planning.

benefits employers have learned to know and love. Final rules were

Visit www.bankler.com for additional tax strategy tips and to learn more

announced in December that answer many of the questions employers

about Steven Bankler, CPA, Ltd.

had. Those clarifications nail details down to exact parking spots and mile-by-mile deductions in some cases, so if you deduct QTF benefits,

14

[Savvy Designer]

Consider Window Coverings Earlier in the Process

By Teresa Carosella-Owner, Custom Creations & Interiors

A

One of the first things a homeowner needs when they move into their brand-new home, is window coverings. Whether the need is for privacy, light control or both, even with today’s more energy efficient windows, we still need them covered at least part of the

day. With the Texas sun part of the day, or maybe the lovely moon, controlling the light is easy, and beautiful. During the recent ice storm of 2021, many of the news and weather reporters said repeatedly, “Close your blinds and drapes to keep in the heat, and save energy.“ Most consumers don’t realize what is available, and during the home building process, there are decisions that could be made to assure a more successful window covering process at the completion of the project. The type of windows, and window coverings, need to be compatible. With the wide variety of windows available, such as tilt-in, crank type, and more, if you have your heart set on a certain type of coverings, a window treatment consultation during the early part of your building process can save money and frustration later on. So that your clients are assured of budgeting for the window fashions of your dreams, the amount can be included in the home mortgage, in many cases. No interest financing is also a great option.

Shutters, motorized roller shades both inside and out, are great selections for many windows. However, the latest in Banded Shades, Natural Woven Roman Shades, Hybrid Pleats, etc. are many options that may not be on your radar, but your clients may love them. They are after all trusting their custom home to quality craftsmen like you. It just makes sense that they at least have the option to use a window covering specialist and not just a place that sells hammers, nails, tools and everything else.

With the many motorized and cordless options available, we can guide you or your home buyers to the right decision.

Your homeowners deserve a professional, this is all we do, and we do it well.

Free design books and inspiration books are free for the asking from Custom Creations and Interiors, and we would love to ask you the right questions, so that you and your clients get what you are looking for in their brand, new custom built home.

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[Focus Section]

Yesterday’s

“GREEN” is Today’s Standard

By Beverly Smirnis

In the quest for airtightness, finding and fixing

Owens Corning’s Pure Safety High Performance

the big holes is easy; it’s the tiny holes and

was the first insulation to earn and receive the

micro-cracks that can be the biggest challenge.

Asthma and Allergy Foundation of America’s

AeroBarrier is an aerosolized water-based caulk

certification.

that is suspended in the air of a pressurized

guidelines while also achieving a certified

structure; as the air leaks out of the house, the

minimum average recycled content of 65

aerosolized particles collect and consolidate at

percent.

the openings to seal them up.

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It meets USDA BioPreferred

The third update of the National Green Building Standard (NGBS) in 2020, has six green practice categories that align with important areas of sustainability:

1. Site design, preparation, and development For the first time in industry history, consumers are able to monitor the quality of the air they breathe via a smart device application. Cosmos™ sensors placed throughout the home detect pollutants such as VOCs, PM2.5 particulate matter, relative humidity, and carbon dioxide. When any levels

A major goal of the program is to have low-impact development strategies and/ or a green infrastructure designed to handle storm events. Transit features are also important for townhouses and cluster housing.

2. Resource efficiency

are out of range, the Cosmos Healthy Home System will

Required percentages of recycled materials, including precut, precast, and

activate the Panasonic ventilation fans to bring the indoor

preassembled products are specified. Resource efficiency also embraces size,

air quality back to normal levels.

with smaller homes being potentially more sustainable than larger homes.

3. Energy Efficiency Not surprisingly, energy efficiency ranks at the top in terms of expectations with 95% of NAHB SmartMarket respondents saying it is important to them.

Of course, vital factors that ensure energy-efficiency relate to insulation, fenestration, U-factors, and solar heat gain coefficients for exterior doors, windows, and skylights. While foremost on most people’s minds when they think of energy efficiency is impact of these choices in relation to the cost to heat and cool their homes, the cost of heating water accounts for almost 20 percent of most household budgets.

The Styrofoam™ Brand family of insulation products include new lower global warming (GWP) options for 2021, advancing DuPont’s 2030 Sustainability Goals and complying with adopted and upcoming state and regional regulations in the United States and Canada.

Green building features, such as improved lighting, better air quality, and better connection between indoor and outdoor spaces, have been proven to positively impact health and wellbeing—things that are high on the list of just about every home buyer since the pandemic.

A “green” or “passive designed” house doesn’t look different from any other well-designed house. The differences are in the way the homes are built and how they perform. They consume much less heating energy than average new construction and greatly outperform homes built in previous decades. Lower utility bills, greater comfort, reduced maintenance, and ultimately increased value that results in higher selling prices are among the advantages.

Federal regulations require new storage tank water heaters to be more energy-efficient. Although natural-gas water heaters cost more at the time of purchase, they typically use less energy and cost less to run (by about half) than electric water heaters. Tankless (on-demand) water heaters are even more efficient, using heating coils to heat the water as needed. They are best for households that aren’t drawing water for more than one use at a time and for homes that use natural gas to heat the water as electric models may require an expensive upgrade of the home’s electrical capacity. Heat pump (or hybrid) water heaters capture heat from the air and transfer it to the water, using about 60 percent less energy than standard electric water heaters but they can need as much as 7 feet of clearance from floor to ceiling space and up to 1,000 cubic feet of uncooled space to capture enough heat from the air. They also require a nearby drain to discharge the condensate and don’t work well in spaces that get below 40 degrees F. Energy efficiency also relates to lighting. The cheapest energy is the energy we don’t use, and that starts in the design stage with sunlight harvesting for interior illumination. Available technology like daylight sensors that automatically adjust for the light that’s being let in maximize the opportunity.

When and where lighting is needed, LED light fixtures use up to 85% less energy to produce the same amount of light as incandescents.

17

Green home plans also utilize passive solar design to increase the

currently use 5 gallons of water per cycle — half the amount of water

energy efficiency of the building envelope, and the use of all types

and energy that standard dishwashers consumed 20 years ago. Soil

of renewable technology continues to grow. About 25% of single-

sensors in most dishwashing machines ensure dishwashers take

family builders say they’re using solar photovoltaics and ground-

only as long as they need to clean dishes.

source heat exchange. As demand increases, costs are beginning to decrease, helping to drive the goal towards net-zero homes.

5. Indoor environmental quality A home that is clean and efficient with less dust is very important

4. Water efficiency

to the millions of people living with asthma, allergies and chemical

Modern toilets using a fraction of the water as previous models

sensitivities. A healthier indoor environment was ranked the second

can save between 55% and 77% of your annual water consumption,

top priority for respondents in the NAHB SmartMarket report.

offering significant savings on ever-increasing water bills and

Avoiding the use paints, adhesives, sealants, and other building

protecting a resource we all depend upon to sustain life. Smart lawn

materials that contain volatile organic compounds (VOCs) is where it

irrigation control systems can save an average home up to 15,000

starts. A next step is adding air filtration to ensure that air is free of

gallons of water annually.

pollens and particulates.

Less than half of the 80 to 100 gallons of water that the average American uses per day, is used for cooking or drinking, but most

6. The operation, maintenance, and education of homeowners

of it is treated, potable water from the municipal provider. Gray or recycled water and rainwater harvesting systems pose a huge

The most recent version of the regularly updated NAHB book, What

opportunity for saving water that if flushed down toilets are used for

Home Buyers Really Want, revealed that 36% of about 4,000 home

lawn irrigation.

buyers polled said they want a sustainable, eco-friendly home, but weren’t prepared to pay a higher cost. This requires that builders be

Lowering your use of water will also save water heating energy

able to illustrate that any extra paid now for a home with green, or

costs. Consider that standard shower heads use up to 8 gallons

zero energy measures, pays itself back in a certain number of years

of hot, steaming water per minute versus new, low-flow shower

compared to paying less upfront and adding up the ongoing costs of

heads using 1 to 2 gallons of water per minute. Today’s dishwashers

heating and cooling expenses in the same time period. Furthermore, with the costs able to be rolled into a low-interest mortgage, the payback looks even better.

The misperception that a green approach is only suitable for highend projects has come a long way in being negated with a number of national production builders recognizing the need and bottom line

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impact of their decisions to implement advanced methodologies.

Ultimately, yesterday’s “green” is today’s expectation. As the bar is continually set higher to differentiate “green” homes from standard homes.

Beverly Smirnis is the co-founder of Building Savvy magazine and publishes its flagship Dallas/Fort Worth edition. She and her business partner and husband, Steve Smirnis, have served as judges for the International Builders’ Show Best of IBS Awards and judged numerous homes for builders association parade events across the country.

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[Savvy Special Report]

Go Green Voluntarily 0r Or Face Big Brother Regulations Globally, construction consumes almost 40% of total worldwide energy production, produces 30-

O

utdoor pollution and air quality saw a noticeable improvement during the Covid-19 pandemic, but a quick bounce-back to previous levels is expected once economies fully ramp back up. As the subject heats back up again, Democrats have already unveiled a climate policy blueprint and

are calling for an update of building codes to eliminate greenhouse gas (GHG) emissions.

40% of all solid wastes and

Some governing agencies say that we should live in smaller homes in denser neighborhoods, pointing to

between 35-40% of CO2. –

the fact that houses in the U.S. are much larger than houses in other countries. A University of Michigan

ABC Money

researcher says that larger, wealthier U.S. households produce around 25% more emissions than their lowerincome counterparts in smaller homes. Ordinances setting a maximum house size typically regulate the maximum foot area ratio (FAR), which is the portion of the lot that may be covered by a structure. Austin, Texas, for example, subjects new residential developments in certain districts to a FAR ratio of 0.4 square feet of building to 1.0 square feet of lot size. Alternatively, if the calculation returns a FAR of 2,300 square feet or less, then the City of Austin will allow the home to be 2,300 square feet.

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As policymakers look for ways to curtail the use of fossil fuels, new

that replacing gas furnaces with standard air or ground source

initiatives are being proposed to address not just how much energy is

heat pumps, the operating costs were comparable between a gas

consumed but also how energy is generated, and the types of equipment

and an all-electric home, but the incremental cost of constructing

and appliances installed in a home. There is a growing movement to ban

an all-electric house ranged from $4,000 to $11,200 more.

natural gas in new homes.

The impact of electrification on an average-size single-family

The timing of such proposals seems out of touch and insensitive given

home in cold and moderate climate locations is even more

the fact that we are still in recovery from the pandemic and housing is

significant. Cold climate heat pumps needed for the cities

facing an affordability crisis already. While home sizes have been trending

modeled in the study for CZ 5 and 6 were $8,000-$9,000 more

downward since 2015, there’s a new trend toward larger—not smaller—

compared to a gas furnace. The total added cost for an all-electric

homes post-pandemic, with home offices and private areas for family

package in cold climate locales of Denver and Minneapolis

members who no longer get in their cars to go to work or school, or at

ranged from $10,886 to $15,100. Not only was the equipment

least they do so less often than before.

more expensive, but even after that investment, annual energy use costs were more expensive for electricity, adding about $275

Orders to turn up your AC in the summer and get used to keeping your

in Denver and by $650 in Minneapolis to annual utility bills.

water temperature lower are impractical.

Particularly in mixed or cold climates, a larger capacity heat pump water heater (80 gallon) with a mixing valve is needed to match the performance of a gas water heater. These HPWH units can cost as much as $2,800 more compared to a standard gas water heater. Adding a single Level 2 circuit for an EV charger to for the electric vehicle charging stations in every home that the initiative calls for would costs about $600-650 to the consumer on average, not including the cost of the charger/connector. The price will be higher for homes where the electric panel is located more than 50 feet from the charging receptacle and/or when the electric panel needs to be upsized. Induction ranges more closely resemble the cooking performance of a gas range than other electric ranges, but they run on average $1,000 more than comparable gas ranges.

In the model building codes and standards arena, NAHB has long been an advocate for energy efficiency provisions that are costeffective and affordable for home buyers, but it urges Congress to consider unintended consequences including the onerous permitting requirements that some of the proposals would put on many builders and developers. Performance paths should

Keep in mind NAHB’s 2021 Priced-Out Estimates show that 75.1 million

continue to be permitted, and energy efficiency requirements

households in the U.S. are not able to afford a median priced new home,

should not be limited to the building envelope but must also

and that an additional 153,967 are priced out each time the price goes

consider the use of more energy-efficient mechanical equipment

up by $1,000. Further, NAHB argues the point that consumers have

and lighting in measuring the increase in overall building

repeatedly shown that they expect paybacks on the extra costs of energy

efficiency, NAHB says.

efficient measures within 10 years. Recent data by Home Innovation Lab comparing a fully electrified house to a house with gas equipment and appliances found that the incremental cost of constructing an all-electric home adds thousands to the construction cost across all climate zones. It also found that an all-electric house is at best the same cost to operate in warmer climates and substantially more in cold climates.

Rather than wait for the government to tell builders how to build homes, perhaps now is the time for more builders to adopt NAHB’s National Green Building Program and ANSI-approved standard for “green” development, design and construction. If we can prove more willingness to participate and the positive effect of these existing programs in reducing GHG emissions,

With Houston as one of the test markets, representing Climate Zone 2

the NAHB-designed voluntary programs would provide a better

where heating is less of a factor, the Home Innovation Lab study found

starting point on which to base future changes to standards and codes.

21

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[Builder’s Corner]

The Custom Home Process:

Architect First or a Builder First?

By Steve Zbranek

T

hroughout my 42-year home building career, and now

One question that I came to ask every class was “ How many of you

as a Central Texas Custom Home Builder, the process

have had a prospective home buyer bring you a completed set of plans,

of designing and building a new custom home has been

that when priced out was well out of their new home budget”? Without

the subject of many articles, discussions and round tables. Simply

exception over 90% of the builder audience raised their hands. The

put, families considering a new custom home are often at a loss on

discussion then progressed to why they thought this happened. The

how, or where to start. Opinions on this subject vary depending upon

majority agreed that a builder with knowledge of current costs was not

perspective. Architects and plan Designers share a common belief

involved in the design process. As associate members of the National

that it is best to get what a client wants on paper. Then, solicit “bids”

Association of Home Builders, Architects and Plan Designers often

from home builders to determine costs. Builders believe that since

attended these classes as well. To them the question was “How many

they are knowledgeable of costs that potential buyers are best served

of you designed and were paid for new home plans that were never

by starting with them.

built”? Again, the majority acknowledged this unfortunate conclusion.

I served over 20 years on the faculty of the University of Housing, the educational arm of the National Association of Homebuilders. In

Putting all of this together made it clear to me that each of us have

this role I traveled the country teaching the required classes for

an important role in the successful outcome of a potential custom

builders to achieve the “Graduate Builder” and “Master Builder”

home project. In the first paragraph I said that custom home clients

designations. Graduate Builders were taught mostly building science

don’t know where to start. This statement is only partially true. They

and Master Builders were taught how to build and run successful

all have already started, with a budget in mind. There are exceptions

homebuilding companies. This gave me an interesting perspective, as

when high net worth individuals ask for their homes to be drawn, with

several times a year from Las Vegas to Orlando, Houston to Cleveland

everything they want, and pay for what it costs. I have found that most

and more I stood in front of professional builders who were eager

families have a budget. Even when I ask a client what their budget is

to share their stories. Through the years these classes became my

and they reply, “we really don’t have one”. I follow up with OK, are we

personal focus groups for many subjects relating to the home

below 2 million dollars? This gets a quick response and we then both

building process.

know that they have a number in mind. Starting with a project budget, and designing to that budget makes as much sense as shooting at

a target on a tree versus a forest. In my

on a project. Among professional builders

industry, and my much-appreciated focus

experience the successful outcome of almost

there is a saying that “The lowest bidder

groups across the country I suggest that

every custom home project depends on

is the guy who is willing to lose the

the first step in the custom home process is

designing to a final targeted cost.

most money”. Selecting a builder with a

to assemble the team. This often includes

reputation for being fair priced creates a

a Realtor, Architect or plan Designer, a

better chance for project success and client

professional builder, and in some cases

satisfaction. With a professional builder

a financial partner to bring the home to

involved during the planning process, costs

life. Starting with a target budget in mind

can be observed and evaluated as they

drives the process. It should be noted

present themselves. In this case clients

that often the final project still exceeds the

can see when their requests push budget

initial “target budget”. However, if handled

boundaries and make decisions along the

collaboratively the client will see this occurring

way. Something as simple as including

during the design process and make new

standard sized windows versus special order

decisions accordingly. Successful custom

windows can save thousands of dollars

home projects begin and end this way. The

without compromising a plan.

“how much does this house cost” method is

Collaboration is the obvious answer. Architects and plan Designers can be researched and interviewed to find a good match for the type of home and family wants, and the timing required for finished drawings. Builders can be researched in advance as well. As an award-winning Central Texas Custom Home Builder, we receive many inquiries from new clients trying to determine if we are a match for their project. While “bidding” a project seems to

almost never as smooth, or fun.

make sense to some, no two companies “bid” the same and make the same assumptions

Based on over 41 years in the building

About the Author In addition to serving two terms as Chairman of the Lake Travis Chamber of Commerce, Steve Zbranek was also the Founding Chairman of Leadership Lake Travis, served on the Board of Directors Lakeway Police Memorial Foundation and was recognized as both Business of the Year and Citizen of the Year by the Chamber. A decorated US Air Force Veteran, Steve is a 42-year Custom Home Builder in San Antonio, Austin, Horseshoe Bay and the Texas Hill Country. He’s a two-time National Master Builder of the Year, was inducted into the Austin Builders “Hall of Honor” and his company Zbranek & Holt Custom Homes was recognized three times by the Austin Business Journal “Custom Builder of the Year.” Zbranek is also a Past President of both the Greater Austin and Greater San Antonio Home Builders Association. For more information visit www.zhcustomhomes.com.

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[Savvy Trucks & Toys]

locking axle, fifth wheel hitch prep package, wheel well liners, and bed liner. Like the other truck segments, some people buy heavy-duty

Options Make

pickups because they want them, and those that buy them because they’ll use them to

FORD TRUCKS

their capacity. So, Ford’s Super Duty can be ordered as a stripped-down workhorse or a luxurious monster truck with plenty of options

a Do-It-All Choice

in between. DRW (dual rear wheel) is offered of course, but the SRW (single rear wheel) configuration makes the Super Duty more

By Beverly & Steve Smirnis

versatile and fuel-efficient for those that drive their Super Duty truck more often without the bed loaded up or pulling a trailer. You can even get a Tremor package that adds a lift kit and meatier tires to make it trail-ready.

Ford engineers made the Super Duty’s brakes firm and responsive and the steering more manageable at low speeds to make it more practical for all types of owners to drive their Super Duty’s all the time.

» Need it or not, Ford’s trucks are fully capable of just about anything.

T

It’s been said that Ford’s Expedition is for the buyer who wanted a Ford F-150 or Super Duty here are people who buy trucks because they want them and those that buy

but needs seating capacity for up to eight. It

them because they’ll use them to their capacity. And while half-tons outsell more

does derive much for the F-150 and is one of

than any other type of pickup, truck makers also have to put a focus on mid-size

the largest SUVs on the market sold in regular

and heavy-duty pickups and large 3-row SUVs as well if they want to remain a

and extended lengths with independent rear

relevant contender in the face of the stiff competition. Off-road packages have also become

suspension for improved ride comfort. We

an expectation, prompting them to be offered across the board, making even Super Duty’s

drove the Platinum 4x2 Expedition powered by

ready to hit the trails. Essentially, a growing number of Americans are looking for one vehicle

a 3.5L Ecoboost V6 engine with 400-hp and

that can do it all, from the most extreme in terms of ruggedness and capability to the most

a 9,300-pound tow rating. Its base price was

refined for city driving. Our recent test drives prove that Ford recognizes these trends and

$74K and the only option added was a $600

has done its homework in securing its leadership position for the future.

package that added 22” wheels and secondrow bucket seats.

The mid-size Ranger features a turbocharged 2.3-liter four-cylinder engine that produces 270 horsepower and 310 pound-feet of torque, capable of towing 7,500 pounds, impressive for its size. The four-person SuperCab (extended cab) comes with a 6-foot bed and short, rear-hinged rear doors. All Ranger configurations allow an upgrade to the five-person SuperCrew cab with four full-size doors, a 5-foot bed, and a 126” wheelbase. Four-wheel drive is also an option across the board. Our tester was the Supercrew 2x4 in the mid-level XLT trim. The sticker shows the XLT upgrade from the base cost at $2,450. Our tester also had an FX2 package, bed liner, floor liner, trailer tow package, and keyless keypad, adding $5,400 in options to the $30,635 base MSRP. Driving the 2021 Ford F-350 Super Duty SRW (single rear wheel) 4 x 4 Crew Cab with 6.7L Power Stroke V8 engine and included 4-wheel drive, meant driving one of the most powerful and capable heavy-duty trucks ever with 475 horses and 1050 lb-ft of torque, capable of towing 37,000 pounds. With a price tag of $87K including $2K in options such as the 3.55 electronic-

25

Beverly & Steve Smirnis are members of the Texas Auto Writers Association and the Texas Motor Press Association, reviewing vehicles and casting their votes at driving events where the Truck of Texas, Car of Texas, and Off-Road Truck of Texas are some of the titles awarded. Follow their automotive blog on TheSavvyList.com/ TheSavvyDriver

Photo courtesy of Adam Wilson Custom Homes

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